May 13, 2019 - Northumberland County Approves Grafton Heights Subdivision In Alnwick/Haldimand

Northumberland County reported that no appeals were received regarding Plan of Subdivision D12 2014-04 (Grafton Heights) and Condominium Plan D05-AH1801 (Grafton Heights Common Element Roadway and Open Space/Stormwater Area).  The County has therefore approved these draft plans.  Letter Inidcating County Approval

March 20, 2018 - Public Meeting Regarding Proposed Grafton Heights Subdivision

On March 20, 2018 Alnwick/Haldimand Council held a special public meeting to get citizen input on a proposed subdivision - Grafton Heights Condo Development (2376532 Ontario Inc.) Part Lot 23, Concession 1

Grafton Heights Subdivision Special Meeting

The proposed subdivision would be located just south of the 401 with an entrance off Lyle Street

Grafton Heights Location Map

The applicant for the subdivision proposes the creation of 40 lots for residential purposes

Grafton Heights Site Plan

An odd feature of this subdivision is the proposal of a Plan of Condominium which creates a "Common Element" parcel to be used as a private access road.  This private access road would be constructed and maintained by a Condominium Board.  There were no detailed plans of this proposed entrance and roadway.  The Ontario Ministry of Transportation has expressed concerns in the past about the location of the entrance to the proposed subdivision given its proximity to the Lyle Street exit from the eastbound 401.  It is not clear how the entrance would handle the steep slope.

MTO Letter

D.M. Wills prepared a Preliminary Stormwater Management Design (Project No. 05-1915, October 20, 2017) for the site that relies on infiltration or percolation beds to handle stormwater runoff.  The following information was extracted from the D.M. Wills report.

Stormwater Management Proposal

Summary of concerns expressed by those in attendance:

  • Lack of a public road into the subdivision & concern about funding this condominium aspect in perpetuity.  Several people expressed safety concerns about the location of the proposed entrance to the subdivision.
  • Insufficient detail in the stormwater management plan.  Several people at the foot of the hill expressed concerns about current groundwater problems being made worse by the development of this subdivision.
  • Potential stormwater retention pond being partly on subdivision property and partly on Municipal land.  There was also concern about long term on-going maintenance of stormwater infiltration beds, as this would be the responsibility of the Condominium Board.
  • Lack of links to the Hamlet.  As presented, this subdivison would be isolated from the rest of the Hamlet.  There were suggestions of sidewalks and bike paths by the consultants but no obvious ways of making this happen. Lyle Street has no sidewalks and is quite steep.
  • No secondary access to the subdivision.  Normally a subdivision of this size would have two points of entry/egress.
  • Increased density of housing affects the ability to adequately dilute nitrates from the septic systems.  This is a major concern, particularly for existing residents at the bottom of the hill. This concern was raised by the Lower Trent Conservation Authority and commented on by Bob Clark of Clark Consulting Services
  • There were unanswered questions about garbage and recycling pickup given that the applicant was proposing a private road.
  • There was concern about the lack of noise studies.  Despite a vegetation break, it was felt that proximity to the 401 (approx 200 meters) would undoubtably lead to noise issues in the subdivision.

Bob Clarke of Clark Consulting Services was retained by a local resident to review the subdivision and condominium application.  He presented a detailed report to council of his findings.  Mr. Clark's report does a good job of capturing and summarizing the concerns about this proposal.

Bob Clark Letter Re Grafton Heights